18491 NE State Road 121 · Williston, FL 32696

$160,000

3 bd · 2.0 ba · 1,549 sqft · SingleFamily public records · 333 Days on market

Built 1952 1.00 ac lot ↓ 9% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VINTAGE CHARM JUST OUTSIDE THE CITY! Discover the character and warmth of this classic 1952 home, set on a full acre along scenic State Road 121, just a mile south of downtown Williston. With over 1,500 sq. ft. of living space, this 3 bedroom, 2 bath home blends vintage appeal with practical updates. Inside, you'll find tongue-and-groove wood walls in the dining and living rooms, a cozy wood-burning fireplace, and a bright kitchen that opens to a screened porch/mud room connecting to the garage. Enjoy peace of mind with a durable metal roof and stay connected with high-speed fiber internet from Fiber by Central Florida. A paved driveway leads to the attached one-car garage, offering convenience and extra storage. This is a rare opportunity to own a solid, character-filled home on a spacious lot in a great location close to town but with a true country feel. Come make it your own!

Key facts

• Bright kitchen
• Durable metal roof
• Screened porch

Tags

• TONGUE-AND-GROOVE WOOD WALLS
• COZY WOOD-BURNING FIREPLACE
• BRIGHT KITCHEN
• SCREENED PORCH
• DURABLE METAL ROOF
• HIGH-SPEED FIBER INTERNET

Property features AI

Finance

• Other: Lot is approximately 1.01 acres (about 143 x 305); Building area total listed as 2,041 sq ft; living area listed as 1,549 sq ft; Living area source: public records

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank; High-speed internet available; Electricity connected
• Home design: Single-family residence; One story; Faces south; Property listed as fixer condition; R-1 zoning
• Construction: Frame construction with asbestos siding; Metal roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Other exterior features; Asphalt/paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Wood-burning fireplace in the living room; Ductless heating; Wall/window cooling units; Refrigerator
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.9% in Williston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#256 in FL, #4,045 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities D-, commute F.
• Levy (rural): math 45% / reading 43% proficiency, ranked #54 of 73 in FL (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 358 active listings in the ZIP; 199 units permitted in Levy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Levy County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $334,584
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
887 SW 6th Ave	0.50mi	4/2.0 (+1)	1,780 (+15%)	16mo	$385,000	$216	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,275
• Equity at exit: $23,857

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $26,461
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32696

• Home prices YoY: -6.2%
• Active inventory: 358
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$239 /mo · $2,867/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $355

Break-even live

Break-even rent $1,449

Max offer price $160,000

Occupancy floor 76%

Sensitivity live

Price	-10% $445	-5% $400	+0% $355	+5% $310	+10% $264
Rent	-10% $205	-5% $280	+0% $355	+5% $430	+10% $505
Rate	-1.0pp $435	-0.5pp $396	base $355	+0.5pp $313	+1.0pp $271

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $160,000 Active 333 DOM
2. 2026-06-17
   days on market $160,000 Active 332 DOM
3. 2026-06-16
   days on market $160,000 Active 331 DOM
4. 2026-06-15
   days on market $160,000 Active 330 DOM
5. 2026-06-14
   days on market $160,000 Active 328 DOM
6. 2026-06-13
   days on market $160,000 Active 327 DOM
7. 2026-06-10
   days on market $160,000 Active 325 DOM
8. 2026-06-09
   days on market $160,000 Active 324 DOM
9. 2026-06-08
   days on market $160,000 Active 323 DOM
10. 2026-06-07
    days on market $160,000 Active 322 DOM
11. 2026-06-05
    days on market $160,000 Active 319 DOM
12. 2026-06-03
    days on market $160,000 Active 318 DOM
13. 2026-06-02
    days on market $160,000 Active 317 DOM
14. 2026-06-01
    days on market $160,000 Active 316 DOM
15. 2026-05-31
    days on market $160,000 Active 315 DOM
16. 2026-05-30
    days on market $160,000 Active 314 DOM
17. 2026-03-02
    price $160,000 892-char remark

    Show marketing remark (892 chars)

    VINTAGE CHARM JUST OUTSIDE THE CITY! Discover the character and warmth of this classic 1952 home, set on a full acre along scenic State Road 121, just a mile south of downtown Williston. With over 1,500 sq. ft. of living space, this 3 bedroom, 2 bath home blends vintage appeal with practical updates. Inside, you'll find tongue-and-groove wood walls in the dining and living rooms, a cozy wood-burning fireplace, and a bright kitchen that opens to a screened porch/mud room connecting to the garage. Enjoy peace of mind with a durable metal roof and stay connected with high-speed fiber internet from Fiber by Central Florida. A paved driveway leads to the attached one-car garage, offering convenience and extra storage. This is a rare opportunity to own a solid, character-filled home on a spacious lot in a great location close to town but with a true country feel. Come make it your own!

18. 2026-03-02
    price $160,000

    Show marketing remark (892 chars)

    VINTAGE CHARM JUST OUTSIDE THE CITY! Discover the character and warmth of this classic 1952 home, set on a full acre along scenic State Road 121, just a mile south of downtown Williston. With over 1,500 sq. ft. of living space, this 3 bedroom, 2 bath home blends vintage appeal with practical updates. Inside, you'll find tongue-and-groove wood walls in the dining and living rooms, a cozy wood-burning fireplace, and a bright kitchen that opens to a screened porch/mud room connecting to the garage. Enjoy peace of mind with a durable metal roof and stay connected with high-speed fiber internet from Fiber by Central Florida. A paved driveway leads to the attached one-car garage, offering convenience and extra storage. This is a rare opportunity to own a solid, character-filled home on a spacious lot in a great location close to town but with a true country feel. Come make it your own!

19. 2026-01-03
    status Active 892-char remark

    Show marketing remark (892 chars)

    VINTAGE CHARM JUST OUTSIDE THE CITY! Discover the character and warmth of this classic 1952 home, set on a full acre along scenic State Road 121, just a mile south of downtown Williston. With over 1,500 sq. ft. of living space, this 3 bedroom, 2 bath home blends vintage appeal with practical updates. Inside, you'll find tongue-and-groove wood walls in the dining and living rooms, a cozy wood-burning fireplace, and a bright kitchen that opens to a screened porch/mud room connecting to the garage. Enjoy peace of mind with a durable metal roof and stay connected with high-speed fiber internet from Fiber by Central Florida. A paved driveway leads to the attached one-car garage, offering convenience and extra storage. This is a rare opportunity to own a solid, character-filled home on a spacious lot in a great location close to town but with a true country feel. Come make it your own!

20. 2025-12-23
    status Active
21. 2025-12-15
    status Pending 892-char remark

    Show marketing remark (892 chars)

    VINTAGE CHARM JUST OUTSIDE THE CITY! Discover the character and warmth of this classic 1952 home, set on a full acre along scenic State Road 121, just a mile south of downtown Williston. With over 1,500 sq. ft. of living space, this 3 bedroom, 2 bath home blends vintage appeal with practical updates. Inside, you'll find tongue-and-groove wood walls in the dining and living rooms, a cozy wood-burning fireplace, and a bright kitchen that opens to a screened porch/mud room connecting to the garage. Enjoy peace of mind with a durable metal roof and stay connected with high-speed fiber internet from Fiber by Central Florida. A paved driveway leads to the attached one-car garage, offering convenience and extra storage. This is a rare opportunity to own a solid, character-filled home on a spacious lot in a great location close to town but with a true country feel. Come make it your own!

22. 2025-12-15
    status Pending

    Show marketing remark (892 chars)

    VINTAGE CHARM JUST OUTSIDE THE CITY! Discover the character and warmth of this classic 1952 home, set on a full acre along scenic State Road 121, just a mile south of downtown Williston. With over 1,500 sq. ft. of living space, this 3 bedroom, 2 bath home blends vintage appeal with practical updates. Inside, you'll find tongue-and-groove wood walls in the dining and living rooms, a cozy wood-burning fireplace, and a bright kitchen that opens to a screened porch/mud room connecting to the garage. Enjoy peace of mind with a durable metal roof and stay connected with high-speed fiber internet from Fiber by Central Florida. A paved driveway leads to the attached one-car garage, offering convenience and extra storage. This is a rare opportunity to own a solid, character-filled home on a spacious lot in a great location close to town but with a true country feel. Come make it your own!

23. 2025-10-27
    price $170,000 892-char remark

    Show marketing remark (892 chars)

    VINTAGE CHARM JUST OUTSIDE THE CITY! Discover the character and warmth of this classic 1952 home, set on a full acre along scenic State Road 121, just a mile south of downtown Williston. With over 1,500 sq. ft. of living space, this 3 bedroom, 2 bath home blends vintage appeal with practical updates. Inside, you'll find tongue-and-groove wood walls in the dining and living rooms, a cozy wood-burning fireplace, and a bright kitchen that opens to a screened porch/mud room connecting to the garage. Enjoy peace of mind with a durable metal roof and stay connected with high-speed fiber internet from Fiber by Central Florida. A paved driveway leads to the attached one-car garage, offering convenience and extra storage. This is a rare opportunity to own a solid, character-filled home on a spacious lot in a great location close to town but with a true country feel. Come make it your own!

24. 2025-10-27
    price $170,000

    Show marketing remark (892 chars)

    VINTAGE CHARM JUST OUTSIDE THE CITY! Discover the character and warmth of this classic 1952 home, set on a full acre along scenic State Road 121, just a mile south of downtown Williston. With over 1,500 sq. ft. of living space, this 3 bedroom, 2 bath home blends vintage appeal with practical updates. Inside, you'll find tongue-and-groove wood walls in the dining and living rooms, a cozy wood-burning fireplace, and a bright kitchen that opens to a screened porch/mud room connecting to the garage. Enjoy peace of mind with a durable metal roof and stay connected with high-speed fiber internet from Fiber by Central Florida. A paved driveway leads to the attached one-car garage, offering convenience and extra storage. This is a rare opportunity to own a solid, character-filled home on a spacious lot in a great location close to town but with a true country feel. Come make it your own!

25. 2025-09-29
    listed $175,000 Active 892-char remark

    Show marketing remark (892 chars)

    VINTAGE CHARM JUST OUTSIDE THE CITY! Discover the character and warmth of this classic 1952 home, set on a full acre along scenic State Road 121, just a mile south of downtown Williston. With over 1,500 sq. ft. of living space, this 3 bedroom, 2 bath home blends vintage appeal with practical updates. Inside, you'll find tongue-and-groove wood walls in the dining and living rooms, a cozy wood-burning fireplace, and a bright kitchen that opens to a screened porch/mud room connecting to the garage. Enjoy peace of mind with a durable metal roof and stay connected with high-speed fiber internet from Fiber by Central Florida. A paved driveway leads to the attached one-car garage, offering convenience and extra storage. This is a rare opportunity to own a solid, character-filled home on a spacious lot in a great location close to town but with a true country feel. Come make it your own!

26. 2025-07-12
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,867 · $239/mo
• Projected year-2 tax: $2,867 · $239/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,777
• − Mortgage interest: −$8,962
• − Property taxes: −$2,867
• − Insurance: −$800
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$4,655
• Taxable income: $1,848
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $3,814/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Levy
• NCES district ID: 1201140
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $35,254
• Composite: 36.42/100
• National rank: #4673
• State rank: #54 of 73 in FL

Livability — Williston

• Score: 75/100
• State rank: #256
• US rank: #4045

Category grades

Amenities D- Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,532

Population outlook (Levy County) Hauer SSP2

• Today (2025): 36,536 people
• By 2030: 34,498 · -5.6%
• By 2040: 30,294 · -17.1%
• By 2050: 26,368 · -27.8%
• By 2075: 19,003 · -48.0%
• By 2100: 13,169 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 13% Black 13% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 2%
• Common ancestry: Slovak 4% Iranian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 10% Chinese 1%

Political lean MEDSL · Levy

• 2024 margin: Solid R (+50.3) · D 24.6% · R 74.8%
• 2008→2024 swing: -23.3pp toward R · 2008: -26.9pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+44.8 2012: R+32.2 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.99%
• Current HPI: 335.7751
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-8.6% since first listed

10 events — show timeline

• 2026-03-02 Price Changed $160,000 DGLMLS
• 2026-03-02 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Relisted — DGLMLS
• 2025-12-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Pending — DGLMLS
• 2025-12-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $170,000 DGLMLS
• 2025-10-27 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $175,000 DGLMLS
• 2025-07-12 Listed $175,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+20.1%/yr

Latest (2025): $2,867 · +15.7% YoY. Source: county tax records.